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HomeMy WebLinkAbout2006/02/28 - Agenda Packet ACTION AGENDA DESIGN REVIEW COMMITTEE MEETING TUESDAY FEBRUARY 28, 2006 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Cristine McPhail Pam Stewart Dan Coleman Alternates: Rich Macias Richard Fletcher Larry McNiel CONSENT CALENDAR 7:00 p.m. (Donald/Willie) ENVIRONMENTAL ASSESSMENT, TIME EXTENSION AND AMENDED TENTATIVE TRACT MAP SUBTT16114 - TRIMARK PACIFIC HOMES, L.P. - A request for a time extension of a previously approved tentative tract map for the development of 21 single-family lots on 15.15 acres of land in the Very Low Residential District (.1 to 2 dwelling units per acre) in the Etiwanda Specific Plan, located on the east side of East Avenue, approximately 650 feet south of Wilson Avenue — APN: 0225-131-16. Related file: Development Review DRC2005-00401. The requested amendment involves minor adjustments to street alignments for the purpose of increase lot depth to 200 feet in compliance with current City standard while maintaining the same number of lots. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. 7:05 p.m. (Doug/Willie) ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM17423 - CIP REAL ESTATE - A request to subdivide 5.61 net acres of land into a single parcel for 26 condominium units in the Haven Avenue Overlay District (Subarea 6), located at the northeast corner of Haven Avenue and Trademark Parkway - APN: 0210-081-017. Related file: Development Review DRC2005-00585. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2005-00585 - CIP REAL ESTATE - The design review of 9 professional office buildings (including 2 existing buildings) on 5.61 net acres of land in the Haven Avenue Overlay District (Subarea 6), located at the northeast corner . of Haven Avenue and Trademark Parkway - APN: 0210-081-017. Related file: Tentative Parcel Map SUBTPM17423. PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. DRC ACTION AGENDA February 28, 2006 Page 2 7:10 p.m. (Donald/Willie) DEVELOPMENT REVIEW DRC2005-00034 - TOLL BROTHERS, INC. - The design review of building elevations and detailed site plan for 11 single-family lots on 7.59 acres of land in the Very Low Residential District (.1 to 2 dwelling units per acre), located on the west side of Archibald Avenue, north of Hillside Road - APN: 1061-561-05. Related files: Tentative Tract Map SUBTT16592, Minor Exception DRC2004-00076, and Tree Removal Permit DRC2004-00075. On May 26, 2004, a Mitigated Negative Declaration was adopted by the Planning Commission for Tentative Tract Map SUBTT16592. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. 7:30 p.m. (Louis/Cam) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2005-00287 - DR. ROCKY MOJABE — A request to develop two new buildings totaling 21,846 square feet on 1.8 acres of land in the Commercial Office Zone (CO) within an Activity Center of the Foothill Boulevard Specific Plan, located at 10165 Foothill Boulevard —APN: 0208-331-30. 7:50 p.m. (Emily/Shelley) CONDITIONAL USE PERMIT DRC2004-01173 - JACK HALL - A request to convert an existing historic home into an office on 1.4 gross acre of land in the Low Residential District (2-4 dwelling units per acre), located at 6710 Beryl Street - APN: 0202-461-65. This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32 Exemption -- In-Fill Development Project). PUBLIC COMMENTS There were no public comments. ADJOURNMENT The meeting adjourned at 8:05 p.m. DESIGN REVIEW COMMENTS 7:00 p.m. Donald Granger February 28, 2006 ENVIRONMENTAL ASSESSMENT, TIME EXTENSION AND AMENDED TENTATIVE TRACT MAP SUBTT16114 - TRIMARK PACIFIC HOMES, L.P. - A request for a time extension of a previously approved tentative tract map for the development of 21 single-family lots on 15.15 acres of land in the Very Low Residential District (.1 to 2 dwelling units per acre) in the Etiwanda Specific Plan, located on the east side of East Avenue, approximately 650 feet south of Wilson Avenue — APN: 0225-131-16. Related file: Development Review DRC2005-00401. The requested amendment involves minor adjustments to street alignments for the purpose of increase lot depth to 200 feet in compliance with current City standard while maintaining the same number of lots. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. Design Parameters: The 15.15 acres of land is located on the east side of East Avenue, approximately 650 feet south of Wilson Avenue. The project site is roughly rectangular in shape. North and east of the site is undeveloped land; Etiwanda Creek Park is located south of the site; and Fire Station #176 and single-family homes are located to the west. A Community Trail is required along the east property line. Local Feeder Trails are required for access to the rear of each lot. The project site is undeveloped with no existing structures. The applicant is requesting a time extension for a previously approved subdivision. Since the subdivision was first approved in June of 2002, the Development Standards for lot depths in the Very Low Residential District has increased from 150 feet to 200 feet. The applicant has modified the layout of the subdivision to meet the 200-foot lot depth requirement, and has also adjusted the local trails to have a 15-foot wide equestrian easement with a separate 3-foot drainage easement. Both of these minor modifications are enhancements to the proposed subdivision and enable the subdivision to meet current Development Standards. Development of the site with single-family homes will follow shortly as the applicant has submitted a Development Review DRC2005-00401 application for single-family homes that is presently going through the City's review process. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: None - The applicant has resolved all Major issues with staff. Secondary Issues: None -The applicant has resolved all Secondary issues with staff. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. Decorative perimeter walls shall be provided along the boundaries of the tract and along streets. The perimeter wall along East Avenue shall comply with the required design treatment per Etiwanda Specific Plan Figure 5-28A that includes the following components: stucco wall, river rock pilasters with ball finials, and river rock raised planters. DRC ACTION AGENDA SUBTT16114—TRIMARK PACIFIC HOMES, L.P. February 28, 2006 Page 2 2. Perimeter walls shall be at the top of the slope, with a 2-foot bench. Staff Recommendation: Staff recommends that the Design Review Committee recommend approval of the time extension and amended the map for Tentative Tract Map SUBTT16114. Design Review Committee Action: Members Present: McPhail, Stewart, Coleman Staff Planner: Donald Granger The Committee approved the project as presented. DESIGN REVIEW COMMENTS 7:05 p.m. Doug Fenn February 28, 2006 ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM17423 - CIP REAL ESTATE - A request to subdivide 5.61 net acres of land into a single parcel for 26 condominium units in the Haven Avenue Overlay District (Subarea 6), located at the northeast corner of Haven Avenue and Trademark Parkway - APN: 0210-081-017. Related file: Development Review DRC2005-00585. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2005-00585 - CIP REAL ESTATE - The design review of 9 professional office buildings (including 2 existing buildings) on 5.61 net acres of land in the Haven Avenue Overlay District (Subarea 6), located at the northeast corner of Haven Avenue and Trademark Parkway - APN: 0210-081-017. Related file: Tentative Parcel Map SUBTPM17423. The applicant has worked diligently with staff and has addressed all of the Design Review Committee's major and minor issue. Because of the substantial changes to the site plan and elevations, staff recommends that the project be submitted as a consent item and recommend approval to the Planning Commission. Revised plans will be available at the meeting. Design Review Committee Action: Members Present: McPhail, Stewart, Coleman Staff Planner: Doug Fenn The Committee approved the project as presented. DESIGN REVIEW COMMENTS 7:10 p.m. Donald Granger February 28, 2006 DEVELOPMENT REVIEW DRC2005-00034 - TOLL BROTHERS, INC. - The design review of building elevations and detailed site plan for 11 single-family lots on 7.59 acres of land in the Very Low Residential District (.1 to 2 dwelling units per acre), located on the west side of Archibald Avenue, north of Hillside Road - APN: 1061-561-05. Related files: Tentative Tract Map SUBTT16592, Minor Exception DRC2004-00076, and Tree Removal Permit DRC2004-00075. On May 26, 2004, a Mitigated Negative Declaration was adopted by the Planning Commission for Tentative Tract Map SUBTT16592. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. Design Parameters: The 7.59-acre site is predominantly covered with sparse vegetation. The project site has native grades that average 10 percent, with 50 feet of fall from the north boundary to the south boundary of the subdivision. The site is bounded on the east by Archibald Avenue, to the south by Hillside Road, to the west by future Tolstoy Ranch Road, and to the north by a subdivision that was recently completed by Toll Brothers, Inc. (Tentative Tract Map SUBTT16262 and Development Review DRC2004-00061). The site is surrounded by residential uses to the east, across Archibald Avenue, immediately to the north, and to the south, across Hillside Road. To the west is 8.9 acres of vacant land that had an approved 12-lot tentative tract map (SUBTT16012) but was never recorded and has since expired. All properties to the north, south, east and west are zoned Very Low Residential (.1-2 dwelling units per acre). Adjacent to the project site is the historic landmark Demens-Tolstoy Ranch House on an approximate 3-acre parcel. The proposed project consists of four 2-story floor plans that range in square footage from 4,746 square feet to 5,864 square feet. The product includes two plans (Santa Barbara and Carlsbad) that were recently constructed by Toll Brothers, Inc. on Tract 16262, just north of the project site, and two new plans (Del Mar and Trabuco). Architectural styles include Manor, Tuscan, Mission, Spanish Colonial, and Craftsmen. The project site is located within the Hillside Overlay District, which requires architectural design techniques that minimize the amount of grading and allow the house to follow the natural grades. The project has been designed so that all floor plans have stepped pads with an overall elevation change of 2 1/2 feet or greater, thus meeting the design goals of the Hillside Overlay District. The Community Trail along Hillside Road, from Tolstoy Ranch Road east to Archibald Avenue and along Archibald Avenue north from Hillside Road to the north boundary of the subdivision, will be installed with the project. Prior to the subdivision being approved (Tentative Tract SUBTT16592), a Pre-Application Workshop was conducted in May of 2003 by Elba Inc. At the workshop (see attached minutes), the Planning Commission emphasized the importance of house product being sensitive to and compatible with the adjacent Demens-Tolstoy House. The subdivision and house product proposed by Elba, Inc. was approved by the Planning Commission in May of 2004. Toll Brothers, Inc. has since purchased the subdivision from Elba Inc. The perimeter fencing plan proposed by Toll Brothers, Inc. (tapered river rock pilasters and split-face block) is identical to the previously approved plan. Staff is pleased with the architectural treatment to the elevations on all plans, the variation utilized in the roof planes, and the strong use of materials that have been selected to create a visually attractive product. DRC ACTION AGENDA DRC2005-00034 —TOLL BROTHERS, INC. February 28, 2006 Page 2 Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project. 1. The house product proposed by Toll Brothers, Inc. is similar scale and massing to the previous product by Elba, Inc.; however, Toll Brothers, Inc. is proposing all 2-story product, whereas the prior development by Elba, Inc. had four lots plotted with a 1-story product (Lots 4, 5, 8, and 11) to protect views of the historic Demens-Tolstoy Home. The City Council policy is to require a mix of 1-story units. Typically, new projects are within a mix of 10 to 20 percent of the lots plotted with 1-story product. Toll Brothers, Inc. has taken sales reservations or deposits on all the lots and staff has received a letter (attached) from the future homeowner of Lot 11 indicating the reasons against 1-story product. Staff has also received a phone call from the future homeowner of Lot 4 expressing a strong desire to keep the 2-story product. The Design Review Committee should review the 2-story plotting mix in light of the May 28, 2003, Workshop minutes (attached) and the 1-story plotting goal and provide direction and input as necessary. The Detailed Site Plan shows the relationship between the historic Demens-Tolstoy Home and the proposed homes. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. All interior private yard slopes are required to be landscaped with ground cover, shrubs, and one tree per 150 square feet of area. 2. River rock shall be real, or native fieldstone may be used. Stone veneers are not permitted. 3. Provide decorative pavement on driveways. Decorative driveways shall have variation throughout the subdivision. 4. No wood fencing is.allowed. Construct block walls between homes (i.e. along interior side and rear property line) for permanence, durability, and design consistency. 5. Access gates to rear yards should be constructed of a material more durable than wood. Acceptable materials include, but are not limited to, wrought iron and PVC. 6. Taper three- or four-car driveways down to standard two-car width at the street. Staff Recommendation: Staff recommends that with the Major Issue addressed to the satisfaction of the Design Review Committee, the Committee recommend approval to the Planning Commission. DRC ACTION AGENDA DRC2005-00034—TOLL BROTHERS, INC. February 28, 2006 Page 3 Design Review Committee Action: Members Present: McPhail, Stewart, Coleman Staff Planner: Donald Granger The Committee recommended approval as proposed; however, admonished the applicant that their next project must include a one-story mix and articulation to all sides. DESIGN REVIEW COMMENTS 7:30 p.m. Louis LeBlanc February 28, 2006 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2005-00287 - DR. ROCKY MOJABE — A request to develop two new buildings totaling 21,846 square feet on 1.8 acres of land in the Commercial Office Zone (CO) within an Activity Center of the Foothill Boulevard Specific Plan, located at 10165 Foothill Boulevard —APN: 0208-331-30. Design Parameters: The project is designated as a "Suburban Parkway Enhancement Area," therefore, is subject to the design specifications found in the Route 66 Foothill Boulevard Visual Improvement Plan. The project has been designed to include enhancements such as, but not limited to, Route 66 pavement treatment and landscaping. The project site is generally rectangular in shape with an overall depth of 307.52 feet north-south by 238.89 feet east-west. Surrounding land uses include Kindercare pre-school to the east, single-family homes to the south, and a BC Cafe restaurant to the west. The proposed buildings are connected on the second floor by central towers and a deck. The Mediterranean style architecture includes stucco, "S' tile roofs, Coronado stone veneer, concrete lintels, tile window surrounds, and decorative cornices. The buildings will sit approximately 3 feet below Foothill Boulevard because of the existing grades in this block. Access is shared with Kindercare pre-school. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: None - The developer and staff have worked to resolve all major issues. Secondary Issues: Since there are no Major Issues, the Committee will discuss the following secondary design issues: 1. The applicant should make a good faith effort to obtain two points of access. This can be accomplished at their southwest corner through the BC Cafe site. This would relieve pressure from the awkward "split' shared access with Kindercare pre-school, allow left-turn access to Foothill Boulevard via Hermosa Avenue, and allow westbound motorists to avoid making a U-turn to enter site. 2. The proposed tenant sign locations and sizes should be re-designed to allow for larger, more visible signs. The architecture is limiting most wall signs to 12 to 18 inches in height. Typically, wall signs are 18 to 24 inches. The developer will be required to submit a Uniform Sign Program prior to issuance of building permits. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. All trash enclosures shall be built to City standard, including trellis feature and roll-up door. 2. Decorative colored paving shall be required at all entrances and exits. DRC ACTION AGENDA DRC2005-00287— DR. ROCKY MOJABE February 28, 2006 Page 2 Staff Recommendation: Staff recommends .approval of the project with the above listed conditions. Design Review Committee Action: Members Present: McPhail, Stewart, Coleman Staff Planner: Louis LeBlanc The Committee recommended approval and requested that the applicant continue to try to obtain joint access through the BC Cafe parking lot. The Committee expressed their appreciation for the significant effort the applicant has already made on this issue. i DESIGN REVIEW COMMENTS 7:50 p.m. Emily Cameron February 28, 2006 CONDITIONAL USE PERMIT DRC2004-01173 - JACK HALL - A request to convert an existing historic home into an office on 1.4 gross acre of land in the Low Residential District (2-4 dwelling units per acre), located at 6710 Beryl Street - APN: 0202-461-65. This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32 Exemption -- In-Fill Development Project). Design Parameters/ Background: The site is located on the southwest corner of Beryl Street and 19th Street. The historic home located on-site was built in 1895. The residence consists of 2,466 square feet. There is currently no garage on-site. The residence is currently being used as an office, with access to an asphalt parking area which runs parallel to Beryl Street, and can be seen from the street. The parking area was constructed with no permits. The City's Code Enforcement Department has been working with the owner for the past 5 years to clear violations, including storage of RVs and other construction vehicles, stockpile, lumber, and debris on-site. In the last 36 months, the owner has been actively eradicating the exterior violations. Since 2001, the house was in need of serious interior and exterior remodeling. The owner, Jack Hall, has been working on the restoration of the home for many years. In addition to the restoration, construction, grading, and paving of the current parking area has been completed without proper permits. In November 2004, after numerous encounters with Code Enforcement, Building Safety and other City staff, the owner submitted an application for a Conditional Use Permit to request a "low intensity" office use. Because the property has been designated a Historic Landmark by the City of Rancho Cucamonga, a Landmark Alteration Permit application must also be processed in conjunction with the Non-Construction Conditional Use Permit. The Fire Department has required a new access to the second-story of the home because the interior stairway does not meet current Fire Code requirements for the new occupancy load for office use. The proposed stairway will be constructed of wood and will wrap from the south elevation around to the rear elevation of the home and incorporate an entry at the top of the second story for access. Together with staff, the applicant has provided revisions to the site layout of the parking lot and surrounding landscaping. At this time, no additional revisions to the elevations are proposed. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. The applicant has been working with staff to revise plans and meet Code requirements. Currently, the applicant has been working with the Fire Department to incorporate the new exterior stairway for access. The stairway must meet all Fire Code requirements prior to the Planning Commission hearing. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: DRC ACTION AGENDA DRC2004-01173 —JACK HALL - February 28, 2006 Page 2 1. Landscaping should be provided, within a minimum 5-foot planter strip, around the parking lot. 2. Broad canopy trees should be provided to shade the parking lot, at a rate of 1 tree per three parking stalls, with the goal of shading at least 50 percent of pavement area. 3. Landscaping should be provided, including trees and shrubs, on all sides of the house, plus street trees within parkways. 4. All walls facing public view should be decorative in nature and provide architectural style to match the historic home. Staff recommends a natural river rock theme to match to elements of the home. 5. All chain link fencing should be replaced with wrought iron fencing to match the existing wrought iron gate of the entry of the parking area. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. All parking shall be double-striped per City standards. Permanent landscaped areas with tree wells, concrete curbs, and wheel stops are required. 2. The trash enclosure shall be built to City standards including a roll-up door and an overhead feature, such as a fabric mesh, to keep debris from blowing out. The trash enclosure elevations shall match the historic nature of the property. 3. Additional trees and shrubs shall be provided along the parking area to screen vehicles from public view (and provide shading). Provide 15-gallon trees and 5-gallon shrubs to match the historic landscape palette of the property. .Staff Recommendation: Staff recommends approval with the changes noted in the comments above. Design Review Committee Action: Members Present: McPhail, Stewart, Coleman Staff Planner: Emily Cameron The Committee recommended approval subject to conditions of approval addressing staff's recommendations. DESIGN REVIEW COMMENTS February 28, 2006 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 8:05 p.m. sp ctfully sub itted Dan Coleman Acting Secretary